Sold STC Terraced

10 CHURCHFIELDS

LONDON, GREATER LONDON SE10 9JZ

2 beds 1 baths 56 m² Listed 19 Jun 2024 (-761d)

£675,000

Reduced on 29 May 2024

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# 2 bedroom terraced house for sale (SE10 9JZ)

## Property Details

| Key | Value |
|-----|-------|
| Address | 10 CHURCHFIELDS, LONDON, GREATER LONDON SE10 9JZ |
| Price | £675,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | D |
| Last sold | £660,000 Oct 2024 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 04/01/2034
- **Current heating cost:** £914/year
- **Est. upgrade cost to C:** £20,675

### Recommendations
- A2 (£850 - £1,500)
- Q (£4,000 - £14,000)
- W1 (£800 - £1,200)
- N (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0092-1202-1304-5598-0204)

## Description

The property has the added benefit of approved planning permission being granted to extend at the rear and above (not checked)

Greenwich is a hive of independent shops, bars and restaurants and excellent transport links. Greenwich Mainline and DLR Station is a short walk away providing direct connections to Canary Wharf, Bank, London Bridge, Cannon Street and Kings Cross.

The wonderful Greenwich Park and market are only a short stroll away together with all that Greenwich has to offer

Tenure: Freehold

Council Tax Band: D

Authority: Greenwich

## Property Photos

- ![Photo](/listings/photos/149342081/1259157)
- ![Photo](/listings/photos/149342081/1259158)
- ![Photo](/listings/photos/149342081/1259159)
- ![Photo](/listings/photos/149342081/1259160)
- ![Photo](/listings/photos/149342081/1259161)
- ![Photo](/listings/photos/149342081/1259162)
- ![Photo](/listings/photos/149342081/1259163)
- ![Photo](/listings/photos/149342081/1259164)
- ![Photo](/listings/photos/149342081/1259165)
- ![Photo](/listings/photos/149342081/1259166)

## Floorplans

- ![Floorplan 1](/listings/photos/149342081/1259167) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/149342081/1259168) - EPC 1

## FENSA Certificates

This property has 2 FENSA certificate(s) on record.

### FENSA Certificate #13293013
- **Address:** 10 Churchfields, LONDON, SE10 9JZ
- **Certificate Issued:** 11/12/2018
- **Work Completed:** 02/11/2018
- **Items:** 4 window(s)

### FENSA Certificate #16239014
- **Address:** 10 Churchfields, LONDON, SE10 9JZ
- **Certificate Issued:** 07/04/2024
- **Work Completed:** 18/03/2024
- **Items:** 1 door(s)

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 10 CHURCHFIELDS, LONDON, GREENWICH, GREATER LONDON, SE10 9JZ | £660,000 | 22/10/2024 | Terraced |
| 10 CHURCHFIELDS, LONDON, GREENWICH, GREATER LONDON, SE10 9JZ | £625,000 | 07/07/2017 | Terraced |
| 10 CHURCHFIELDS, LONDON, GREENWICH, GREATER LONDON, SE10 9JZ | £192,000 | 10/12/1999 | Terraced |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 49 ROAN STREET, LONDON, GREENWICH, GREATER LONDON, SE10 9JY | £885,000 | 11/12/2025 | Terraced |
| 53 STRAIGHTSMOUTH, LONDON, GREENWICH, GREATER LONDON, SE10 9LB | £701,500 | 04/08/2023 | Terraced |
| [Same street] 6 CHURCHFIELDS, LONDON, GREENWICH, GREATER LONDON, SE10 9JZ | £853,000 | 18/11/2022 | Terraced |
| 42 BURNEY STREET, LONDON, GREENWICH, GREATER LONDON, SE10 8EX | £1,300,000 | 31/10/2022 | Terraced |
| 36 ROAN STREET, LONDON, GREENWICH, GREATER LONDON, SE10 9JT | £1,050,000 | 14/10/2022 | Terraced |
| 42 ROAN STREET, LONDON, GREENWICH, GREATER LONDON, SE10 9JT | £695,000 | 05/08/2022 | Terraced |
| 11 RANDALL PLACE, LONDON, GREENWICH, GREATER LONDON, SE10 9LA | £700,000 | 29/07/2022 | Terraced |
| 31 RANDALL PLACE, LONDON, GREENWICH, GREATER LONDON, SE10 9LA | £693,000 | 25/03/2022 | Terraced |
| 27 RANDALL PLACE, LONDON, GREENWICH, GREATER LONDON, SE10 9LA | £700,000 | 22/10/2021 | Terraced |
| 58 STRAIGHTSMOUTH, LONDON, GREENWICH, GREATER LONDON, SE10 9LD | £674,600 | 17/09/2021 | Terraced |
| 51 RANDALL PLACE, LONDON, GREENWICH, GREATER LONDON, SE10 9LA | £705,000 | 23/08/2021 | Terraced |

**Street average:** £853,000 (1 sale)
**Area average:** £810,410 (10 sales)

## Price vs local average

*Outcode + property type (HousePrices, last 2 years).*

- **Local average:** £831,335 (28 Terraced, SE10, 2024–2026)
- **Deviation:** -18.8%

## Rental Range

*ONS Price Index of Private Rents (Greenwich). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £1,757/mo
- **Realistic:** £1,952/mo
- **Optimistic:** £2,147/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Outer North East London (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £1,247/mo

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 2 Bed Flat, Dowells Street, SE10 | £2,600/mo | 2 | 0.27 miles | OpenRent |
| 2 Bed Flat, Dowells Street, SE10 | £2,800/mo | 2 | 0.27 miles | OpenRent |
| 2 Bed Flat, Greenwich, SE10 | £2,990/mo | 2 | 0.29 miles | OpenRent |
| 2 Bed Flat, Dowells Street, SE10 | £3,000/mo | 2 | 0.34 miles | OpenRent |
| 2 Bed Flat, Glaisher St, SE8 | £1,950/mo | 2 | 0.37 miles | OpenRent |

**Average rent: £2,668/mo (5 listings)**

## 1% Rule

- **Rent ratio:** 0.41% (weak for cashflow)
- **Max investor price (0.8%):** £350,000
- **Target investor price (1%):** £280,000

*Monthly rent ÷ price. 1%+ = strong, 0.8–1% = okay, <0.8% = weak. Max investor price = rent ÷ 0.8% (Stoke-style target). Target investor price = rent ÷ 1% (strong cashflow band). Based on OpenRent comparables.*

## Rent-driven metrics

*Based on OpenRent comparables (median £2,800/mo).*

- **Gross yield:** 5%
- **Cost-to-rent:** 20.1×
- **Monthly cashflow:** £-163/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -1%

*Gross yield = annual rent as % of price (no costs). Cost-to-rent = price ÷ annual rent (from OpenRent comparables); under 14× = strong, 14–16× = acceptable, 17×+ = compressed. Cashflow = rent − mortgage − 10% maintenance − £25/mo compliance; assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term. ROI = annual profit ÷ cash in (deposit + 4% purchase costs).*

## Price per Square Metre

- **£/m²:** £12,054/m²

## Capital growth trend

*Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.*

- **5y growth:** 6.4%
- **10y growth:** 6.1%

## House Price Index (HM Land Registry)

*Official index for Greenwich; Terraced series; as of April 2026.*

- **1y growth (index):** 0.2%
- **5y growth (index):** 11.2%
- **10y growth (index):** 28.5%

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Job (default Low)

[Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)

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Property details

Tenure

FREEHOLD

Floor area

56 m²

Council tax band

EPC rating

Last sold

£660,000 Oct 2024

Price per m²

£12,054/m²

Local average

£831,335 (-18.8%)

Deprivation

Decile 6 (18,863 of 33,755)

Street crime

825 incidents within 1 mile (May 2026)

Key features

Central Greenwich Location
Well maintained
Chain Free
Potential To Extend with planning approved
Sought After Location
Delighful garden

Additional details

Garden: Yes

Description

The property has the added benefit of approved planning permission being granted to extend at the rear and above (not checked)

Greenwich is a hive of independent shops, bars and restaurants and excellent transport links. Greenwich Mainline and DLR Station is a short walk away providing direct connections to Canary Wharf, Bank, London Bridge, Cannon Street and Kings Cross.
The wonderful Greenwich Park and market are only a short stroll away together with all that Greenwich has to offer

Tenure: Freehold
Council Tax Band: D
Authority: Greenwich

Listed by

London & Country

Alpinum Limited T/A Moveli

Reference: 149342081

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: B

Inspection date: 05/01/2024

Expiry date: 04/01/2034

Current heating cost: £914/year

Potential heating cost: £604/year

Est. upgrade cost to C: £20,675

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Flat roof or sloping ceiling insulation (£850 - £1,500)
50 mm internal or external wall insulation (£4,000 - £14,000)
Floor insulation (suspended floor) (£800 - £1,200)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

EPC Graphs

EPC 1

FENSA Certificates

This property has 2 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #13293013

Property Details

Street: 10 Churchfields

Town: LONDON

Postcode: SE10 9JZ

Installation Details

Items: 4 windows

Certificate Issued: 11/12/2018

Work Completed: 02/11/2018

This certificate data was retrieved from FENSA's database

FENSA Certificate #16239014 Recent

Property Details

Street: 10 Churchfields

Town: LONDON

Postcode: SE10 9JZ

Installation Details

Items: 1 door

Certificate Issued: 07/04/2024

Work Completed: 18/03/2024

This certificate data was retrieved from FENSA's database

What is FENSA? FENSA (Fenestration Self-Assessment Scheme) is a government-authorised scheme that monitors building regulation compliance for replacement windows and doors. Certificates indicate that work was completed by FENSA-approved installers.

Price history

244% since 1999

Event	Date	Price	% change
Sold	22/10/2024 (1 year ago)	£660,000	+5.6%
Sold	07/07/2017 (9 years ago)	£625,000	+225.5%
Sold	10/12/1999 (26 years ago)	£192,000	—

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

Same street and nearby sales within 0.25 miles (last 5 years). Data from Land Registry Price Paid.

Address	Price	Date	Type
49 ROAN STREET, LONDON, GREENWICH, GREATER LONDON, SE10 9JY	£885,000	11/12/2025	Terraced
53 STRAIGHTSMOUTH, LONDON, GREENWICH, GREATER LONDON, SE10 9LB	£701,500	04/08/2023	Terraced
Same street 6 CHURCHFIELDS, LONDON, GREENWICH, GREATER LONDON, SE10 9JZ	£853,000	18/11/2022	Terraced
42 BURNEY STREET, LONDON, GREENWICH, GREATER LONDON, SE10 8EX	£1,300,000	31/10/2022	Terraced
36 ROAN STREET, LONDON, GREENWICH, GREATER LONDON, SE10 9JT	£1,050,000	14/10/2022	Terraced
42 ROAN STREET, LONDON, GREENWICH, GREATER LONDON, SE10 9JT	£695,000	05/08/2022	Terraced
11 RANDALL PLACE, LONDON, GREENWICH, GREATER LONDON, SE10 9LA	£700,000	29/07/2022	Terraced
31 RANDALL PLACE, LONDON, GREENWICH, GREATER LONDON, SE10 9LA	£693,000	25/03/2022	Terraced
27 RANDALL PLACE, LONDON, GREENWICH, GREATER LONDON, SE10 9LA	£700,000	22/10/2021	Terraced
58 STRAIGHTSMOUTH, LONDON, GREENWICH, GREATER LONDON, SE10 9LD	£674,600	17/09/2021	Terraced
51 RANDALL PLACE, LONDON, GREENWICH, GREATER LONDON, SE10 9LA	£705,000	23/08/2021	Terraced

Street average: £853,000 (1 sale)

Area average: £810,410 (10 sales)

Capital growth trend

Land Registry outcode average: last 12 months vs 5y and 10y ago (from sold prices).

5y growth 6.4%

10y growth 6.1%

House Price Index (HM Land Registry — official index, not sold-price averages): Greenwich. Series: Terraced. As of April 2026.

1y (index) 0.2%

5y (index) 11.2%

10y (index) 28.5%

Rental Range

Estimated market rent for Greenwich. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,757/mo

Realistic £1,952/mo

Optimistic £2,147/mo

Based on Local Authority from postcode lookup → Greenwich.

LHA (30th percentile) floor for Outer North East London: £1,247/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View SE10 9JZ

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Shop	Greenwich Book Time	0.1 miles
Shop	Greenwich Gadgets	0.1 miles
Bus stop	Greenwich High Road / Roan Street	0.1 miles
Bus stop	Greenwich High Road / Royal Hill	0.1 miles
Train station	Cutty Sark for Maritime Greenwich	0.1 miles
Train station	Greenwich	0.2 miles
University	University of Greenwich	0.3 miles
University	Northeastern University London	3.2 miles
Hospital	A&E Department	3.6 miles
Hospital	Dental Hospital	3.6 miles

Street-level crime

Category	Count
Violence and sexual offences	230
Anti-social behaviour	209
Shoplifting	75
Other theft	68
Theft from the person	53
Public order	44
Burglary	32
Drugs	30
Vehicle crime	30
Bicycle theft	20
Robbery	19
Other crime	11
Possession of weapons	4
Total incidents	825

Within 1 mile during May 2026. Source: data.police.uk (England & Wales).

Schools nearby

Nearest open schools with Ofsted ratings (England). Closed schools are not shown. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
St Alfege with St Peter's Church of England Primary School	Primary	0.1 miles	Good — 17 Apr 2012
James Wolfe Primary School and Centre for the Deaf	Primary	0.2 miles	Good — 13 Dec 2013
St Ursula's Convent School	Secondary	0.4 miles	Requires improvement — 18 Mar 2024
Trinity Laban	Other	0.4 miles	— (No rating)
University of Greenwich	Other	0.5 miles	— (No rating)

Rental Comparables

Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
2 Bed Flat, Dowells Street, SE10	£2,600/mo	2	0.27 miles	OpenRent
2 Bed Flat, Dowells Street, SE10	£2,800/mo	2	0.27 miles	OpenRent
2 Bed Flat, Greenwich, SE10	£2,990/mo	2	0.29 miles	OpenRent
2 Bed Flat, Dowells Street, SE10	£3,000/mo	2	0.34 miles	OpenRent
2 Bed Flat, Glaisher St, SE8	£1,950/mo	2	0.37 miles	OpenRent

Average rent: £2,668/mo (5 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.41%

Max investor price (0.8%) £350,000

Target investor price (1%) £280,000

Gross yield 5%

Cost-to-rent ratio 20.1×

Monthly cashflow £-163/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -1%

Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus mortgage, 10% maintenance, £25/mo compliance. Assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term.
ROI — Annual profit ÷ cash in (deposit + 4% purchase costs).